HomeMy WebLinkAboutRUDOLPH FARMS INFRASTRUCTURE PROJECT - FDP220010 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS (2)
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
May 25, 2022
City of Fort Collins
Brandy Bethurem Harras
281 N College Avenue
Fort Collins, CO 80524
Re: FDP - 2908 S. Timberline Rd Multi-Family Dwellings
Dear Brandy,
Thank you for providing Preliminary Design Review comments,received on October 1, 2021. Our team’s comment
responses are detailed on the following pages. Please feel free to reach out if you have any questions by phone, 970-
541-1841 or by email, sbwelch@norris-design.com.
Sincerely,
Norris Design
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
09/28/2021: INFORMATION:
Further collaboration is needed with various departments. Additional meetings and coordination will be
necessary prior to any submittal.
Response: Further coordination has occurred for the Infrastructure PDP and Amended ODP
submittal. We thank the staff of the City of Fort Collins for their assistance with this application.
Comment Number: 2
09/28/2021: INFORMATION:
I will be your primary point of contact throughout the development review and permitting process. If you have
any questions, need additional meetings with the project reviewers, or need assistance throughout the
process, please let me know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
Response: Comment Noted, Thank you!
Comment Number: 3
09/28/2021: INFORMATION:
As proposed the development project is subject to a Type 2 Review. The decision makers for your project
will be the Planning & Zoning Commission at a public hearing. For the hearing, we will formally notify
surrounding property owners within 1000 feet (excluding public right-of-way and publicly owned open
space). Staff would need to be in agreement the project is ready for Hearing approximately 3-5 weeks prior
to the hearing. I have attached the 2021 P&Z schedule, which has key dates leading up to the hearing.
Response: Based on conversations with the City and an email from Brandy Bethurem Harris on
12/10/21, the Infrastructure PDP process is a Type 1 Review, which involves a hearing with the
Hearing officer and does not require a neighborhood meeting.
Comment Number: 4
09/28/2021: PRE-SUBMITTAL:
A neighborhood meeting is required at least 10 days prior to formal submittal of a development review
application. For the neighborhood meeting, we will formally invite surrounding neighbors to
attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding
neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share
your development proposal. The assigned Planner and the City’s Development Review Liaison
will help facilitate the meeting. Please contact me, your Development Review Coordinator, to assist you in
scheduling.
Commented [BM1]: Do we have an email that we can cite?
244 North College Ave, #130 I Fort Collins, CO 80524
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Please ensure at least 10 calendar days have passed between the date of the neighborhood meeting and
the submittal of the development application.
Response: Based on conversations with the City and an email from Brandy Bethurem Harris on
12/10/21, the Infrastructure PDP process is a Type 1 Review, which involves a hearing with the
Hearing officer and does not require a neighborhood meeting.
Comment Number: 5
09/28/2021: INFORMATION:
I will provide you a roadmap specific to your development review project, helping to identify each step of the
process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg.
This online guide features a color coded flowchart with comprehensive, easy to read information on each
step in the process. This guide includes links to just about every resource you need during development
review.
Response: Thank you for the information. We have received the guides for the applicable
processes.
Comment Number: 6
09/28/2021: INFORMATION:
I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in
conjunction with the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
The checklist provided is specific to this Conceptual project;. If there are any significant changes to this
project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the
Submittal Checklist to ensure you are submitting the correct materials
Response: Thank you for the information. We have received the checklists for the applicable processes.
Comment Number: 7
09/28/2021: INFORMATION:
As part of your submittal you will respond to the comments provided in this letter. This letter is provided to
you in Microsoft Word format. Please use this document to insert responses to each comment for your
submittal, using a different font color. When replying to the comment letter please be detailed in your
responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or
explanations of why comments have not been addressed, when applicable, avoiding responses like noted or
acknowledged.
Response: Thank you for this information.
Comment Number: 8
09/28/2021: INFORMATION:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the
Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD
turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to
submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change
Commented [BM2]: Do we have an email that we can cite?
We need to confirm this was the direction we received. At a
minimum to cover us in case the city states,”well no that is not the case”
244 North College Ave, #130 I Fort Collins, CO 80524
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the setting and remove this feature, type "EPDFSHX" in the command line and enter "0".
Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut
oCAD.html
Response: Thank you for this information.
Comment Number: 9
09/28/2021: INFORMATION:
The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate
of the initial fees to begin the development review process based on your Conceptual Review Application. As
noted in the comments, there are additional fees required by other departments, and additional fees at the
time of building permit. The City of Fort Collins fee schedule is anticipated to change early 2022 –please
confirm these estimates before submitting. Fees in place at time of application would apply. If you have any
questions about fees, please reach out to me.
A convenience fee of 2% + 0.25 will be added to all credit card payments under $2,500.00 A Convenience
fee of 2.75% will be added to all credit card
payments over $2,500.00
Response: Thank you for this information.
Comment Number: 10
09/28/2021: INFORMATION:
Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same
week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that
Friday to determine if the project contains all required checklist items and is sufficient for a round of
review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially
routed with a three-week round of review, followed by a formal meeting. When you are ready to submit your
formal plans, please notify me with as much advanced notice as possible. Applications and plans are
submitted electronically with initial fees. Pre-submittal meetings can be beneficial to ensure you have
everything for a complete submittal. Please reach out and I will assist in those arrangements.
Response: Thank you for this information. We are in touch with Brandy as we prepare the submittal.
Comment Number: 11
09/28/2021: INFORMATION:
Once your project has been formally reviewed by the City and you have received comments, please resubmit
within 180 days, approximately 6 months, to avoid the expiration of your project. LUC 2.211 Lapse, Rounds
of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to
respond from the City on any submittal (or subsequent revision to a submittal) of an application for
approval of a development plan, shall file such additional or revised submittal documents as are necessary to
address such comments from the City. If the additional submittal information or revised submittal is not filed
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within said period of time, the development application shall automatically lapse and become null and void.
Response: Thank you for this information. We have been in touch with the City regarding our
submittal and have been given the go-ahead to proceed.
Comment Number: 12
09/28/2021: INFORMATION:
Temporary Service Changes - City of Fort Collins Development Review
In order to continue providing thorough reviews and giving every project the attention it deserves, the City of
Fort Collins is implementing temporary changes in how we serve our development customers. As you may be
aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the
timeliness of our reviews. We recognize that development and construction play a critical role in our
community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to
our customers. As a result, we will be making some temporary service changes.
Beginning Monday May 10, 2021 one additional week of review time will be added to all 1st and 2nd round
submittals (increase from 3 weeks to 4 weeks).
Response: Thank you for this information.
Department: Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
Topic: General
Comment Number: 1
09/28/2021: Regarding the Bubble Plan tracts labeled I-1, I-5, I-6, and I-7. Staff does not support the addition
of townhomes, automotive dealerships or hotels to these tracts. The basis for the non-support of these uses
are supported by City Plan, I-25 Corridor Plan, and I-25 Subarea Plan.
Response: This comment is no longer applicable, as this submittal does not include the uses
described.
In addition to the guidance that's provided by each respective plan, it is anticipated that the PSD middle/high
school will use the adjacent lots for commercial and industrial types of uses (potentially a bus barn, parking
lot, or storage area).
Response: We understand these uses are possible uses on the adjacent lots.
City Plan (2019) - Structure Plan Map (p. 95) designates the industrially zoned land area as "R&D Flex" which
is described as an area for, "employment uses that include administrative, engineering , and/or scientific
research, design or experimentation; offices breweries; manufacturing warehouses; wholesaling;
and business incubator space."
https://www.fcgov.com/cityplan/files/city-plan.pdf?1577727132
Response: ND Thank you for the information, we are aware of this designation. The ODP Amendment
illustrates industrial uses that will likely include a portion of the uses described above.
I-25 Corridor Plan (2001) - Land Use Patterns (p. 17), envisions "larger employers and industrial uses that
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are clustered in a campus-like setting adjacent to activity centers, or are integrated with other uses into
activity centers." https://timnath.org/wp-content/uploads/2014/03/Regional-I-25-Corridor-Plan.pdf
Response: Thank you for the information, we are aware of this plan. This detail is not applicable to
this Infrastructure PDP and ODP Amendment, but is noted for future reference when we develop lot
specific site plans.
I-25 Subarea Plan (2003) - Land Use Plan (p. 26), identifies this area as Industrial and describes the vision
for this property as, "A zone for the location of manufacturing, warehousing and distribution, indoor and
outdoor storage, and a wide range of commercial and industrial operations."
https://www.fcgov.com/planning/pdf/i25-subarea-doc.pdf
Response: Thank you for the information, we are aware of this plan for this submittal. The ODP
Amendment illustrates industrial uses that will likely include a portion of the uses described above.
This site is located within the Prospect Gateway Style (IV-3) and Interchange Style (V-1) subareas of the
Prospect Road Streetscape Standards (1993).
Please refer to the full list of standards by visiting,
https://www.fcgov.com/planning/pdf/prospect-rd-streetscape.pdf.
Response: Thank you for the information, we are aware of these standards and incorporating
applicable standards with this submittal.
Though City Plan and relevant subarea plans do not support the addition of townhome, auto dealer, and hotel
uses to the Industrial zone district, the site does qualify for a PUD Overlay review because the property is
over 50-acres in size. This process can help achieve flexibility in site design in return for significant public
benefits not available through traditional development procedures.
Examples of "significant public benefits" include:
New Urbanism
Affordable/Workforce Housing.
Enhanced bicycle and pedestrian connectivity.
Environmental sustainability through energy and water conservation.
Enhanced multimodal transportation.
Enhanced setback and natural habitat buffer from the Lake Canal.
Non-potable Water System.
Fulfilling the subarea plan vision beyond the standard requirements.
Response: This comment is no longer applicable due to changes to the concept plans and
anticipated uses at this site.
Comment Number: 2
09/28/2021: Key design requirements of the Interchange and Prospect Gateway styles include:
• 50-foot setback zone w/ 10 foot minimum parkway and 8' sidewalk.
• Double row of plantings along Prospect Road and ditch lines. Plantings
should include two rows of trees or large shrubs. The row closest to Prospect
should be a row of street trees planted in the parkway strip - just at tighter
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spacing (20 feet or less). The second row may be canopy trees, ornamentals,
evergreens, or large shrubs.
• Long linear berms 3-8 feet above existing grade
• Sidewalk that undulates around berming.
• For all business, commercial and industrial uses in the Highway Corridor
area, the predominant architectural building finish should be of brick, tile, other
masonry or concrete. The first story should be bermed into the landscaping.
• Rooftop mechanical equipment shall be screened so as to not to be visible
from any public street Right-of-Way.
• All parking areas shall be screened from public streets by plant material,
fencing and/or berming.
• Parking is prohibited within the Setback Zone. Parking areas shall not
extend for more than three hundred (300) feet along the Prospect Road frontage
(adjacent to the Setback Zone) without a significant visual break provided by
buildings and/or landscaped open space.
• Utility equipment, storage areas, service areas, loading docks and trash
collection areas that are visible from all public streets shall be screened with
berming, plant material and/or fencing and shall be located so that they are not
visible from public streets or building entries.
Response: Thank you for this information. These requirements are reflected (when applicable) with this submittal.
Comment Number: 3
09/28/2021: Regarding the pedestrian and vehicular framework of the concept plan additional work is
required to meet the minimum connectivity requirements, all development plans shall provide for future public
street connections to adjacent developable parcels by providing a local street connection spaced at intervals
not to exceed six hundred sixty (660) feet along each development plan boundary that abuts potentially
developable or redevelopable land.
Response: Thank you for this information. This is noted. Our team will work with the City on
intersection spacing as the project progresses.
Comment Number: 4
09/28/2021: Regarding the local street system there are several considerations that will need to be made:
• It's likely that another local street will need to bisect I-4 and I-5.
• How will the UE be laid out to introduce a local street system?
• There is concern regarding the large tract of land created by I-1, I-2 and I-3.
Are these planned to be single-user sites? If so, the street layout demonstrated may work, however, if they
are planned to be split up into smaller sites, a local street system will be required.
Response: This is understood and will be coordinated with the City as the site develops further.
Comment Number: 5
09/28/2021: Pursuant to 3.4.8 - Parks & Trails, all development plans shall provide for, accommodate or
otherwise connect to, either on-site or off-site, the parks and trails identified in the Parks and Recreation
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Policy Plan Master Plan that are associated with the development plan. In accordance with the Fort
Collins Parks and Recreation Master Plan (2021), this area is identified as an area recommended future
park/facility site (Sunflower Park). Please work with Park Planning staff to determine the best approach to
meeting this requirement.
This site is identified as part of the Front Range Trail (West) that is envisioned by the NFRMPO Regional
Bicycle Plan, 2013. Please work with North Front Range Regional Planning Organization to implement the
regional trail. The plan must also demonstrate a trail connection to the school site on the north side of
the canal. It is envisioned that this connection would lead to the I-25 trail underpass and connect into the
Front Range Trail/City tail system. Please work with Park Planning to coordinate this connection.
Response: The park and trail connections will be coordinated with the City Parks Department as the
project progresses.
Comment Number: 6
09/28/2021: Regarding building material, building placement, and architectural requirements please visit the
Prospect Road Streetscape Standards, Division 3.1 - Building Standards, and Division 3.9 - Development
Standards for the I-25 Corridor.
https://library.municode.com/co/fort_collins/codes/land_use?nodeId=ART3GEDEST_DIV3.9DESTI-CO
Response: This is noted for future development proposals involving uses and buildings.
Comment Number: 7
09/28/2021: Parking must be located behind street fronting buildings with priority given to Prospect - see
Prospect Road Streetscape Standards.
Response: This is noted for future development proposals involving uses and buildings.
Comment Number: 8
09/28/2021: Regarding outdoor storage and mechanical equipment please visit 3.5.1(I), Prospect Road
Streetscape Standards, and 3.9.7 - Service Areas, Outdoor Storage and Mechanical Equipment.
Response: This is noted for future development proposals involving uses and buildings.
Comment Number: 9
09/28/2021: The narrative mentions that the canal would be left open and be used as an amenity space for
the site. Please work with environmental and planning staff to sort through the details of this feature.
Response: Our team will coordinate with environmental and planning staff regarding the canal and
amenity areas.
Department: Engineering Development Review
Contact: Sophie Buckingham, sbuckingham@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/23/2021
244 North College Ave, #130 I Fort Collins, CO 80524
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09/23/2021: FOR SUBMITTAL:
The property has never been platted. A plat will be required with the PDP.
Response: A plat has been provided with our PDP submittal.
Comment Number: 2 Comment Originated: 09/23/2021
09/23/2021: FOR SUBMITTAL - REVISED:
In the PDP plan set, please include proposed cross-sections for the public streets. Please keep in mind that
Carriage Parkway is depicted as a collector-type street on the City of Fort Collins Master Street Plan. At this
point, the City and the applicant have expressed a slight preference for a collector with
parking.
Response: The PDP plan set includes typical cross sections for the public streets. Please note that
we look forward to talking with staff in more detail about the Prospect Road interim and ultimate
section ahead of our next submittal.
Comment Number: 3 Comment Originated: 09/23/2021
09/23/2021: FOR SUBMITTAL - REVISED:
The proposed street alignments shown on the bubble plan are slightly different than what is depicted on the
original ODP. A PUD Master Plan can be used to update the street alignments while maintaining the overall
connectivity outlined in the ODP. Staff would like to see the connection to the Poudre School District
property from the north as a permanent connection with no restrictions, if possible.
Response: A roadway network is provided in both the ODP Amendment as well as the Infrastructure
PDP. This includes two connections to the Fox Grove subdivision as well as a connection to the PSD
site.
Comment Number: 4 Comment Originated: 09/23/2021
09/23/2021: FOR SUBMITTAL - REVISED:
Prospect Road will eventually be widened to become a 4-lane arterial street. The existing Right-of-Way
(ROW) is not sufficient for the width of a 4-lane arterial. On the plat, the applicant shall dedicate additional
ROW. The amount of additional ROW will be negotiated during a more detailed submittal. Improvements to
sidewalk, curb, and gutter will be required along the north half of Prospect Road. Improvements along the
south half of Prospect Road will probably be based on the results of the traffic study.
Response: We have provided the required ½ ROW for the north half of the ultimate design of
Prospect Road and have proposed both an ultimate and interim design for Prospect based on the TIS
results.
Comment Number: 5 Comment Originated: 09/24/2021
09/24/2021: FOR SUBMITTAL:
Per the Binding Agreement Pertaining to Development of Interstate Highway 25 and Prospect Road
Interchange, reimbursements must be paid to the City of Fort Collins. There may be a need to enter into
additional agreements related to this development. Please contact me with any questions about existing or
future agreements. You can reach me at sbuckingham@fcgov.com or 970-416-4344.
Response: Comment noted, thank you. Please note that the property is a participant in the Metro District that
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funded the improvements, so we are curious to hear more about how a repay would work in this scenario.
Comment Number: 6
09/28/2021: INFORMATION:
The previous comments refer to details that will need to be worked out during PDP. Please contact me if you
would like to coordinate on any of these items before the official submittal. The rest of the comments are
standard comments that apply to most conceptual-stage projects.
Response: Thank you for this information.
Comment Number: 7
09/28/2021: INFORMATION:
Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit.
Please contact me if you have any questions.
Response: Thank you for this information, this is noted for future reference.
Comment Number: 8
09/28/2021: INFORMATION:
The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
Response: It is our understanding that an initial Transportation Development Review Fee is no
longer required per recent fee changes.
Comment Number: 9
09/28/2021: INFORMATION:
Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and
gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to
City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements
and/or prior to the issuance of the first Certificate of Occupancy.
Response: Thank you for this information, this is noted for future reference.
Comment Number: 10
09/28/2021: INFORMATION:
All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA
standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA
standards as a part of this project.
Response: Thank you for this information. All applicable infrastructure will be ADA compliant with
this development.
Comment Number: 11
09/28/2021: INFORMATION:
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Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/streets. Please
be aware that LCUASS has been updated as of August 1, 2021.
Response: Thank you for this information. All public improvements will meet LCUASS standards.
Comment Number: 12
09/28/2021: INFORMATION:
This project is responsible for dedicating any right-of-way and easements that are necessary or required by
the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility
easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an
alley, and 9 foot along all other street classifications). Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
Response: Thank you for this information. The required right-of-way and easement dedications will
be provided as the project progresses via the plat.
Comment Number: 13
09/28/2021: INFORMATION:
Utility plans will be required and a Development Agreement will be recorded once the project is finalized. The
updated utility plan signature block, which should be placed on the cover sheet of the utility plans, can be
found at https://www.fcgov.com/engineering/devrev.php
Response: Thank you for this information. Utility plans as required by the Infrastructure PDP
Checklist are provided with this submittal. It is understood that a Development Agreement will be
required and need to be recorded when the project is finalized.
Comment Number: 14
09/28/2021: INFORMATION:
A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Response: Thank you for this information. This is understood for future reference.
Comment Number: 15
09/28/2021: INFORMATION:
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
Response: Thank you for this information. Parking setbacks will be adhered to upon specific site
development.
Comment Number: 16
09/28/2021: INFORMATION:
All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon
approval of an encroachment permit. Applications for encroachment permits shall be made to the
Engineering Department for review and approval prior to installation. Encroachment items shall not be shown
on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then
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the site/ landscape plan is in non-compliance.
Response: Thank you for this information. No encroachments are anticipated at this time.
Comment Number: 17
09/28/2021: INFORMATION:
The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm
runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are
still in development.
Response: Thank you for this information. All current LID is proposed outside of the public ROW and utility
easements.
Comment Number: 18
09/28/2021: INFORMATION:
Doors are not allowed to open out into the right-of-way.
Response: Thank you for this information. This is understood for future reference.
Comment Number: 19
09/28/2021: INFORMATION:
Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the
right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way.
Response: Thank you for this information. This is understood for future reference.
Comment Number: 20
09/28/2021: INFORMATION:
In regard to construction of this site, the public right-of-way shall not be used for staging or storage of
materials or equipment associated with the Development, nor shall it be used for parking by any contractors,
subcontractors, or other personnel working for or hired by the Developer to construct the Development.
The Developer will need to find a location(s) on private property to accommodate any necessary staging
and/or parking needs associated with the completion of the Development. Information on the location(s) of
these areas will be required to be provided to the City as a part of the Development Construction Permit
application.
Response: Thank you for this information. This is understood for future reference.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 2
09/27/2021: PRE-SUMBITTAL:
Further discussion will need to occur with regard to the potential need for a shared access between the
eastern property along Prospect and the triangular Poudre School District property.
Response: This is understood. At this time, a specific site plan for that parcel is not included in the plans, so
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no access is currently shown. We are happy to discuss the best location for an access with staff and PSD,
particularly as more detail is known about the use on that parcel.
Comment Number: 3
09/28/2021: FOR SUBMITTAL:
Access locations will need to be detailed for the adjacent properties if roadway infrastructure is to be built.
This will also need to include trail access locations and crossings if they are intersecting with the roadways.
Response: The initial PDP submittal does not include trail crossings or trails, however, we anticipate that they
will be added with a subsequent submittal after the initial site layout and roadway configuration have been verified as acceptable for City staff. As an FYI, we do not currently have site specific development plans for the “super pads” within the property, but expect to start seeing more specific info in the next 6 months or so.
Comment Number: 4
09/28/2021: FOR SUBMITTAL:
The TIS for the ODP identifies the need for a traffic signal at Carriage Parkway and Prospect. This will need
to be added within the infrastructure plans.
Response: We acknowledge this comment and will include a signal design with subsequent submittals once
the roadway geometry has been confirmed by staff.
Topic: Traffic Impact Study
Comment Number: 1
09/27/2021: PRE-SUMBITTAL:
A Transportation Impact Study will be required with the submittal of this project and will need to detail the
anticipated changes/impacts the Addition of Permitted Uses will have on the number of trips generated by
this site compared to the Overall Development Plan. Please have your Traffic Engineer contact Traffic
Operations to scope the study.
Response: Ruth Rollins has coordinated with the City on the Traffic Impact Study scope
requirements.
Department: Stormwater Floodplain
Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com
Topic: Floodplain
Comment Number: 1
09/27/2021: INFORMATION:
Portions of this property are currently located in the FEMA-regulated, 100-year Boxelder Creek floodway and
floodplain and erosion buffer and must comply with the safety regulations of Chapter 10 of City Municipal
Code. A FEMA Flood Risk map is attached.
Response: Thank you for this information. Currently, no improvements are anticipated within the
floodplain, however, we do anticipate a trail may be added in that area. We will adhere to Chapter 10 if/when that occurs.
Comment Number: 2
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
09/27/2021: INFORMATION:
Any construction activities in the floodplain (e.g. grading, fill, structures, sidewalk or curb & gutter
installation/replacement, roadway construction, trails, utility work, landscaping, etc.) must be preceded by an
approved floodplain use permit, the appropriate permit application fees, and approved plans. If any portion of
a structure touches the floodplain boundary, then the entire structure is considered to be in the floodplain.
Response: Thank you for this information. As noted before, no improvements are currently proposed in the floodplain, but we appreciate the heads up about the FUP and will follow those procedures should improvements be proposed in the floodplain.
Comment Number: 3
09/27/2021: INFORMATION:
Please note that in the City of Fort Collins construction of residential and nonresidential structures is allowed
in the Boxelder Creek 100-year floodplain, as long as the lowest finished floor of the building, and all duct
work, heating, ventilation, electrical systems, etc. are elevated (if residential/commercial) or floodproofed (if
commercial) 18-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory
Flood Protection Elevation (RFPE). RFPE = BFE + 18-inches. No basements are allowed in the 100-year
floodplain. An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and
showing that the addition is constructed to the required elevation, is required prior to a Certificate of
Occupancy (CO) being issued.
Response: Thank you for this information. See previous comments for current floodplain expectations.
Comment Number: 4
09/27/2021: INFORMATION:
Critical facilities as defined in Chapter 10 of City Code, are prohibited in the 100-year floodplain. Critical
facilities include essential services facilities, hazardous materials facilities, at-risk population facilities, and
government services facilities.
Response: Thank you for this information. No critical facilities will be built in the floodplain on this property.
Comment Number: 5
09/27/2021: INFORMATION:
From the submittal materials provided, it appears that the development is laid out so that the floodway will be
located within an open area on the northwest. Please keep in mind that any work in the floodway requires a
No-Rise Certification prepared by a Colorado Licensed Professional Engineer.
Response: Thank you for this information. No work is currently proposed in that area.
Comment Number: 6
09/27/2021: INFORMATION:
There is also a mapped erosion buffer in the open space parcel, please keep in mind that detention ponds or
water quality ponds are not allowed in an erosion buffer and any disturbance to said buffer will require a
stability study.
Response: Thank you for this information. The current design does not propose any facilities in the
244 North College Ave, #130 I Fort Collins, CO 80524
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floodplain.
Comment Number: 7
09/27/2021: INFORMATION:
Please show both floodway and floodplain boundaries, as well as the erosion buffer zone, on site drawings as
applicable (see Floodplain Checklist). Contact Ted Bender of Stormwater Master Planning at
tbender@fcgov.com for floodplain and erosion buffer CAD line work.
Response: The submittal shows the location of the floodplain/floodway based on the information we
have received to date. I apologize, but I did not catch the need for the erosion buffer zone, so it is not
shown on this submittal. That said, we are more than happy to work with Ted to get that info and
show it on our next submittal.
Department: Stormwater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/22/2021
09/22/2021: Master plan and criteria compliance (site specific comment):
The design of this site must conform to the Fort Collins Stormwater Criteria Manual (FCSCM). The
stormwater criteria manual is available on our website here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/s
tormwater-criteria
This site is located outside of the City of Fort Collins stormwater master planning area; however, it is within
the Town of Timnath’s drainage master planning area. The Town of Timnath will need to be consulted for
additional drainage and discharge requirements.
Response: Per our discussions with staff, the stormwater design has been based on Fort Collins criteria for
most facilities, however, the rain fall criteria and stormwater release rates have been based on the Town of Timnath Master Drainage plan. I suspect there will be some refinement needed on the specifics of how this is
presented and documented, and I look forward to working with staff on those details.
Comment Number: 2 Comment Originated: 09/22/2021
09/22/2021: Documentation requirements (site specific comment):
A drainage report and construction plans are required and must be prepared by a Professional Engineer
registered in the State of Colorado. The drainage report must address the four-step process for selecting
structural BMPs.
Response: A drainage report is provided with this submittal meeting Fort Collins requirements.
Comment Number: 3 Comment Originated: 09/22/2021
09/22/2021: Stormwater outfall (site specific comment):
The stormwater outfall(s) will need to be determined for this site. Per previous discussions, additional
analysis and/or downstream improvements are required to determine acceptability of outfall options.
Response: Northern has had follow-up meetings with all stakeholders, including Fort Collins, Town of
Timnath and the New Cache Reservoir Company (TRIC owner) regarding the stormwater approach for
the site. Per our meeting, Northern is in the process of conducting an analysis of the TRIC
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downstream of the site to determine a suitable way of eliminating two spill areas. This analysis is only just beginning due to the TRIC running water until recently, which prevented a topo survey from being started. The ditch is now dry and we expect to make progress on potential solutions in the next 60 days or so. Oh, we are planning to use the existing 36” storm drain under Prospect that was constructed as part of the CDOT project for the areas south of the ditches. At this time, no other storm outfalls are
proposed.
Comment Number: 4 Comment Originated: 09/22/2021
09/22/2021: Detention requirements (site specific comment):
Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and
the 2-year historic release rate, or other rate as determined by the capacity of the downstream drainage
system.
Response: Understood. The southern part of the property that drains under Prospect will be detained
to the 2-yr rate. The areas north of the TRIC are allowed to release at the 10-yr historic rate, pending
resolution of the downstream TRIC spill issue.
Please note that the City has landscaping requirements for stormwater detention ponds. These requirements
can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B
(Landscape Design Standards and Guidelines for Stormwater and Detention Facilities).
Response: Thank you for this information. The landscaping requirements for stormwater detention
ponds are noted and will be adhered to as the site develops.
Comment Number: 5 Comment Originated: 09/22/2021
09/22/2021: Water Quality and Low Impact Development requirements (standard comment):
All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the
use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping
property, including sites required to be brought into compliance with the Land Use Code. There are two
(2) categories of LID requirements; the development will need to meet one of the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option,
50% of the new or modified impervious areas must be treated by LID methods.
Of the new or modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must
be treated by LID methods. This typically consists of a rain garden or
bioretention system, but other options are allowed.
The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods.
Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations/stormwater-criteria
Response: LID is proposed via raingardens at nearly all sump locations. The intent is to have curb
cuts prior to the inlets that allow low-flow drainage to be diverted through the parkway, under the
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walk and into a rain garden that is behind the ROW/easement. Once that area fills, water would stop
bypassing the rain garden and enter the storm inlets. We would appreciate feedback from staff on
this general approach, as it is a little unusual to have a project with only streets and no site plans to
incorporate. Also, if staff has any other ideas for more regional type LID, we would love to hear about
those ideas too.
Comment Number: 6 Comment Originated: 09/22/2021
09/22/2021: Imperviousness documentation (standard comment):
The existing and proposed impervious areas need to be documented in the drainage report. Drainage
requirements and development fees are based on new impervious area. An exhibit showing the existing and
proposed impervious areas with a table summarizing the areas is required with the first project
submittal.
Response: Existing drainage calcs have been provided documenting the imperviousness on the site.
The only notable impervious areas on site were the old frontage road, which was in CDOT ROW. We
assume that this area would not count towards a fee reduction, but if it would, we will be more than
happy to provide an additional exhibit.
Comment Number: 7 Comment Originated: 09/22/2021
09/22/2021: Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding
detention drain time will apply to this project. As part of the drainage design, the engineer will be required to
show compliance with this statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer will also be required to upload
the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based
stormwater storage, including extended detention basins.
Response: We will comply with the statute and associated requirements.
Comment Number: 8 Comment Originated: 09/22/2021
09/22/2021: Erosion control requirements (standard comment):
The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria
Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please
contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
Response: Understood. We’ll provide an Erosion Report with final design. As an FYI, we have
provided an initial report as part of the frontage road demo work.
Comment Number: 9 Comment Originated: 09/22/2021
09/22/2021: Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is complete and the
maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures
(SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
244 North College Ave, #130 I Fort Collins, CO 80524
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http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im
pact-development
Response: Thank you for this information. This is understood for future reference.
Comment Number: 10 Comment Originated: 09/22/2021
09/22/2021: Fees (standard comment):
The Stormwater development fee (PIF) for parking lots, or other projects that do not require a building permit,
is the same as for any increase in impervious area. The PIF of $9,730/acre ($0.2234/ sq. ft.) of new
impervious area over 350 sq. ft. and there is also a $1,045/acre of site ($0.024/ sq. ft.) review fee.
These fees are due prior to Water Utilities Engineering approval of any Major or Minor Amendments for
parking lots. Please submit payment directly to Water Utilities at 700 Wood St., PO Box 580, Fort Collins, CO
80522-0580; Attention: Jill White. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions
on fees.
Monthly fees - http://www.fcgov.com/utilities/business/rates
Response: Thank you for this information.
Comment Number: 11 Comment Originated: 09/22/2021
09/22/2021: Offsite Stormwater Flows (standard comment):
The development will need review topography and drainage reports from adjacent developments and
determine if there are any offsite flows that cross onto this property. The development will need to accept
and pass any existing offsite flows.
Response: Understood. At this time, there are no known offsite flows entering the site.
Department: Water-Wastewater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/22/2021
09/22/2021: Other service district (site specific comment):
This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation
District for water and sewer service. Please contact them at (970) 493-2044 (ELCO) and (970) 498-0604
(Boxelder) for development requirements.
Response: Northern is working with ELCO and Boxelder on service to the site and will be
constructing new mains to provide service.
Comment Number: 2 Comment Originated: 09/22/2021
09/22/2021: Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on these requirements
can be found at:
http://www.fcgov.com/standards
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Response: Thank you for this information. This is understood for landscape and irrigation plans.
Water conservation measures will be met with this development. A preliminary irrigation plan is
provided with this submittal, with more detail to follow as pad sites are developed.
Department: Erosion Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 09/23/2021
09/23/2021: This project is located within the City's MS4 boundaries and is subject to the erosion control
requirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0. A copy of those requirements
can be found at www.fcgov.com/erosion
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other
triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion
and Sediment Control Materials to be submitted.
• Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3)
• Please ensure that the Erosion Control Plans provided include a individual sequence sheets in
accordance with (FCDCM Ch 2 Section 6.1.3.2)
• Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements
(FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)
• Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion
Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5)
• Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4)
Response: An erosion report will be provided at final design, and all erosion requirements will be
met.
Comment Number: 2 Comment Originated: 09/23/2021
09/23/2021: Based upon the area of disturbance or this project is part of a larger common development,
State permits for stormwater will be required since the site is over an acre and should be pulled before
Construction Activities begin.
Response: Understood.
Comment Number: 3 Comment Originated: 09/23/2021
09/23/2021: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to
include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be
collected on all projects for such inspections.
The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number
of years the project will be active and the Stormwater Inspection Fees are based on the number of
LID/WQ Features that are designed for on this project.
Based on the proposed site construction associated with this project we are assuming 223 lots, 86.9 acres of
disturbance, 12 years from demo through build out of construction and an additional 7 years till full vegetative
Commented [BM3]: Do we have confirmation that irrigation plans are due at a later time?
244 North College Ave, #130 I Fort Collins, CO 80524
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stabilization due to seeding. Which results in an Erosion Control Fee estimate of $21171.33.
Based on 0 number of porous pavers, 0 number of bioretention/level spreaders, 5 number of extended
detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater
LID/WQ Inspection fee to be $1250.
Please note that as the plans and any subsequent review modifications of the above-mentioned values
change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these
estimates for you to review.
Please respond to this comment with any changes to these assumed estimates and why, so that we
may have a final fee estimate ready for this project. The fee will need to be provided at the time
of erosion control escrow.
Please note that fees are best guesses based upon the rough sketch and will need to be updated as the
project or smaller projects are broken up and come forward through design. "
Response: We will work with staff to update the fees as the design is vetted and refined. Thank you
for the initial estimate!
Department: Light And Power
Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com
Topic: General
Comment Number: 1
09/28/2021: ADDITIONAL LAND USE:
Light and Power does not have any concerns or comments regarding the additional land uses.
Response: Thank you for this comment.
Comment Number: 2
09/28/2021: INFRASTRUCTURE PLAN:
Light and Power is planning a major duct bank along Carriage Parkway. The duct bank will be installed within
the western parkway of Carriage Parkway. This duct bank will be encased in concrete and structures will
need to be coordinate with Light and Power to avoid any future relocations. Please show this duct bank on
the Utility Plan for review.
Response: Thank you for alerting us to this requirement. The initial PDP does not show this duct
bank, but we will plan to show it once the overall layout has been vetted/approved by staff and will
work with L&P staff to determine the best location (east side, west side, utility easement vs. parkway
vs. roadway, etc.). We will also look to staff to help locate major electrical infrastructure like switch
cabinets.
Comment Number: 3
09/28/2021: INFRASTRUCTURE PLAN:
This duct bank will require capital funding. Please coordinate timing with Light and Power to ensure funding
is in place prior to construction.
Response: Understood – we’ll work with staff on this as the plan progress.
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Comment Number: 4
09/28/2021: INFRASTRUCTURE PLAN:
There is existing 3-phase power along the SE Frontage Road that would need to remain or be relocated
along the Utility Easement dedicated with the I-25 Widening Project.
Response: Understood. We believe that the new electric line has been installed along the new CDOT
improvements and that the frontage road line is being removed as part of the frontage road
demolition. Northern is a little out of the loop on this particular aspect, so if this isn’t the situation,
we’ll work with staff as needed to make sure it happens as planned and discussed.
Comment Number: 5
09/28/2021: INFRASTRUCTURE PLAN:
There is existing 3-phase power at the termination of Carriage Parkway within Fox Grove that will be
extended into the property.
Response: Thanks for this info.
Comment Number: 6
09/28/2021: INFRASTRUCTURE PLAN:
If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at
the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated
easement. Please coordinate relocations with Light and Power Engineering.
Response: Will do.
Comment Number: 7
09/28/2021: INFRASTRUCTURE PLAN:
All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will
need to be obtained by the developer.
Response: Understood.
Comment Number: 8
09/28/2021: INFRASTRUCTURE PLAN:
Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be
located within a utility easement or public right-of-way.
Response: Understood.
Comment Number: 9
09/28/2021: INFRASTRUCTURE PLAN:
During utility infrastructure design, please provide adequate space of all main lines along Carriage Parkway
to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft
separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is
required between Natural Gas. Please show all electrical routing on the Utility Plans.
244 North College Ave, #130 I Fort Collins, CO 80524
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Response: Understood. Routing will be shown with our future submittals.
Comment Number: 10
09/28/2021: INFRASTRUCTURE PLAN:
Streetlights will need to be installed along all public right-of-way. A 40 feet separation on both sides of the
light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is
required between ornamental trees and streetlights. Please coordinate the light placement with Light &
Power. A link to the City of Fort Collins street lighting requirements can be found below:
https://www.larimer.org/sites/default/files/ch15_2007.pdf
Response: Understood. In the past, City staff have provided light locations and overall design. We
anticipate a similar situation, but please let us know if you are looking to the project team to make
those initial placements.
Comment Number: 11
09/28/2021: INFRASTRUCTURE PLAN:
The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with
Fort Collins Connexion at (970) 207-7890 or jstark@fcgov.com for commercial grade account support, RFPs
and bulk agreements.
Response: Will this service be extended into Rudolph Farm with the initial infrastructure, or will it
follow later?
Comment Number: 12
09/28/2021: INFRASTRUCTURE PLAN:
Electric capacity fees, development fees, building site charges and any system modification charges
necessary to feed the site will apply to this development. Please contact me or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Response: Understood. We’ll follow up as more info is known.
Comment Number: 13
09/28/2021: INFRASTRUCTURE PLAN:
Please reference our policies, construction practices, development charge processes, electric services
standards, and fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Got it.
Department: Parks/ Park Planning
Contact: Aaron Wagner, aawagner@fcgov.com
244 North College Ave, #130 I Fort Collins, CO 80524
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Topic: General
Comment Number: 1
09/28/2021: INFORMATION:
The Parks Planning and Development (PP&D) and Parks Department Planning staff can help with any
questions you may have regarding these comments.
Please contact Kyle Lambrecht (klambrecht@fcgov.com) for PP&D, Jill Wuertz (jwuertz@fcgov.com),
970-416-2062, or Parks Planning Technician, Aaron Wagner (aawagner@fcgov.com) 970-682-0344, 413 S.
Bryan Ave, Fort Collins, CO 80521 regarding PP&D or Parks’ Department’s interest.
Response: Thank you for this information regarding contacts.
Comment Number: 2
09/28/2021: INFORMATION:
The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021
Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates the general location of all
parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan
may be required to provide area for development of these facilities. The Master Plan is available on line at
https://www.fcgov.com/parkplanning/plans and policies. The recently adopted Master Plan does impact the
development of this site, and Park Planning & Development, in consideration of the fact of the changed
conditions due to this new plan, would like to work with the applicant to consider how to implement the
new conditions for the site.
Response: Thank you for this information. We are aware of the Parks and Recreation Master Plan and
will work with the Parks Department to meet the requirements of this plan. As we move forward with
site specific uses we will continue to develop an overall master plan that will include parks and open
spaces and coordinate with the City of Fort Collins to make sure it meets the requirements of the
Master Plan and any other applicable documents.
Comment Number: 3
09/28/2021: INFORMATION:
The recently adopted 2021 Master Plan indicates the location of a city park in the area proposed for the
Rudolph Farms ODP. Park Planning and Development would like to discuss the potential location, size and
character of a future park within the proposed development plan.
Response: ND Thank you for this information. We are aware of the park requirement and conceptual
plans illustrate a proposed park in the Urban Estate land use bubble along with a potential linear park
along the canal.
Comment Number: 4
09/28/2021: FOR SUBMITTAL:
It is requested that future park sites or recreational trail easements be identified on the plat as a “Future City
Park Site” and/or a recreational trail “Public Access and Trail Easement”.
Response: These labels will be added to the plat once their locations have been nailed down.
Commented [BM4]: Do we want to say something like – as we move forward with site specific uses we will continue to develop
an overall master plan that will include parks and open spaces and
coordinate with the City of Fort Collins to make sure it meets the
requirements of the Master Plan and any other applicable documents.
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Comment Number: 5
09/28/2021: INFORMATION:
Tracts dedicated as a “Future City Park Site” are purchased by the City as funding becomes available and
the site is scheduled to be developed. This can be several years. Until the site is purchased by the City the
landowner is responsible for all maintenance of the tract.
Response: Thank you for this information. At this time, no tracts are proposed for Future City Park
sites.
Comment Number: 6
09/28/2021: FOR SUBMITTAL:
A Public Access and Trail Easement is requested to connect Prospect Road to the Box Elder Trail easement
located north of the Rudolph Farms property. This easement could potentially be located in the I 25 buffer
zone from the Box Elder connection straight south to Prospect Road. This alignment would avoid any
street crossings and enhance safety for trail users while providing connection to the North Front Range
Metropolitan Planning Organization's "Front Range Trail" as indicated in the 2013 Regional Bike Plan as
following the Box Elder north through Larimer County to Wellington.
Response: A corridor of Metro District land has been provided along the TRIC and Lake Canal as well as along the Prospect and I-25 frontage. We anticipate the trail would be located in these areas, but have not shown an actual location until the other larger site discussions have taken place. That said,
we are more than open to hearing suggestions on preferred locations as you review the plans.
Comment Number: 7
09/28/2021: FOR SUBMITTAL:
The Prospect Road Streetscape Requirements call for a separated 8' wide sidewalk as is shown on the ODP.
This walk shall be enhanced in areas adjacent to the property to a 10'-12' width in order to function as a safe
bike/ped trail connection with 2 way travel between the Front Range Trail, the Prospect bridge of I 25 and CR
5 and the new High School. These improvements would allow bikes and pedestrians safe access from the I
25 Prospect Road bridge east to connect to the Box Elder Trail, and the Poudre School District site, and
eventually tie into a Timnath multi use trail system. Fort Collins worked closely with CDOT to enhance
bike/ped facilities on the new Prospect bridge to accommodate the expected bike/ped travel across I 25.
Providing a widened trail surface would continue these facilities for users. The City of Fort Collins will
be constructing similar Prospect Road improvements (including a 12' walk/trail) west of I 25 to provide users
safe access to our extensive trail system west of I 25.
Response: The sidewalk along Prospect is currently proposed to meet the standard arterial width of 6’, however we are open to widening to 10-12’ in certain areas adjacent to the property to provide an adequate trail connection and enhanced pedestrian connectivity along Prospect once the overall trail layout is better understood.
Comment Number: 8
09/28/2021: INFORMATION:
The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and
provides conceptual locations and general trail design guidelines for recreational trails. The Trail Master Plan
is available at https://www.fcgov.com/parkplanning/plans and policies.
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Response: Thank you for this information. This is noted as the trail connectivity is planned for the site.
Comment Number: 9
09/28/2021: INFORMATION:
A Public Access and Trail easement width is 50’. The minimum easement width of 30’ may be acceptable for
short distances upon approval by Park Planning & Development. The location of the easement must be
approved by Park Planning & Development.
Response: ND Thank you for this information. This is noted as the trail system is planned for this
development.
Comment Number: 10
09/28/2021: INFORMATION:
The typical paved recreational regional trail cross section is constructed as a 10’ wide concrete trail, widened
to 12’ in areas of high traffic area or other areas of potential user conflicts with an adjacent soft surface 4'
wide trail. Modifications of the typical cross section must be approved by Park Planning &
Development.
Response: Thank you for this information. This is noted as the trail system is planned for this
development.
Comment Number: 11
09/28/2021: INFORMATION:
The construction schedule for the recreational trail on this site has not been determined and typically will not
occur until funding becomes available. Partnerships between Park Planning and Development and the site
developer may be an option to fund the construction of the trail concurrent with site development.
Response: Thank you for this information. This is noted for future reference.
Comment Number: 12
09/28/2021: INFORMATION:
The Parks Department typically maintains recreational trails. However, Parks would need to evaluate if
maintenance would be available in this area. Maintenance consists of snowplowing of the paved surface,
occasional seasonal mowing 2 3’ adjacent to the trail surface and repairing/replacing surface damage of the
trail. The underlying property owner shall be responsible for all other landscaping and maintenance within
the easement.
Response: Thank you for this information. This is noted for future reference.
Comment Number: 13
09/28/2021: INFORMATION:
Landscaping within the recreational trail easement shall be provided in accordance with all applicable City
codes and will remain the responsibility of the underlying landowner.
Response: Thank you for this information. This is noted for future reference.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 14
09/28/2021: INFORMATION:
The recently adopted 2021 Master Plan indicates the location of a city park in the area proposed for the
Rudolph Farms ODP. A public park location, size and character will be dependent on the final development
proposed for the site. Determination of the need and appropriate conditions for a public park will be
addressed during subsequent submittals of Preliminary Design Plans for the
project area.
Response: Thank you for this information. See comment 3 response for more information.
Comment Number: 15
09/28/2021: FOR SUBMITTAL:
Include the following note on the Overall Development Plan: "In accordance with the Fort Collins "2021 Parks
and Recreation Master Plan" a neighborhood park is planned in this area. The specific location, size and
configuration of the park will be determined upon submittal of Preliminary Development Plans for developing
tracts."
Response: This will be added to the Overall Development Plan as a note.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: General
Comment Number: 1
10/4/2021: PRE-SUBMITTAL - Forestry Tree Inventory:
If there are existing trees on-site, please schedule an onsite inventory with City Forestry
(mroche@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the
first round of PDP. Existing significant trees should be retained to the extent reasonably feasible.
Response: The tree inventory has been completed and is provided with this submittal.
Comment Number: 2
10/4/2021: INFORMATION ONLY FOR PDP
The critical root zone is defined as 12 inches in radius per one inch in tree diameter measured at 4.5 ft above
the ground—please add a detail outlining the critical root zones of each existing tree on the landscape plans.
Response: A root protection zone exhibit is provided on the tree mitigation plan.
Comment Number: 3
10/4/2021: INFORMATION ONLY FOR PDP
When submitting for your next round of review, please provide a landscape plan that meets the Land Use
Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with
their locations clearly noted and any proposed tree plantings (including species, size, quantity, and
method of transplant). The plans should also include the following City of Fort Collins notes:
General Landscape Notes
244 North College Ave, #130 I Fort Collins, CO 80524
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Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below
and clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
Response: Applicable sections above have been provided in the tree inventory and mitigation plans
with this submittal.
Comment Number: 4
10/4/2021: INFORMATION ONLY FOR PDP
Please include locations of utilities on the landscape plan including but not limited to water service/mains,
sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for
proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
Response: A full landscape plan is not required with the Infrastructure PDP. A utility plan is provided
showing utilities. Tree and utility separation requirements are noted for future submittals.
Comment Number: 5
10/4/2021: INFORMATION ONLY FOR PDP
If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review.
Proposals to remove significant existing trees must provide a justification letter with specific details of the
reasons for removal. For example, tree X removed due t grading; grading proposed to enhance storm
water flow in this section of the development. This is required for all development projects proposing
significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a
document of record with the project’s approval and for the City to maintain a record of all proposed significant
tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and
within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and
lot layouts shall be designed to minimize the disturbance to significant existing trees.
(Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been
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undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits
to the public or would unreasonably burden the proposed project, and reasonable steps have been
undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the
regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to
another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements.
Response: An Existing Tree Removal Feasibility Letter will be provided at a later date if required by the City.
Comment Number: 6
10/4/2021: INFORMATION ONLY FOR PDP
According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree
plantings.
Response: Thank you for this information. This is noted for future PDP submittals requiring
landscaping plans.
Comment Number: 7
10/4/2021: INFORMATION ONLY FOR PDP
If the project is responsible for frontage improvements along I-25 Frontage road or E Prospect Rd please
incorporate new street trees within the right of way.
Response: Thank you for this information. This is noted for future PDP submittals requiring
landscaping plans.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 1
09/27/2021: PRE-SUBMITTAL:
An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section
3.4.1 as the site is within 500 feet of several LUC defined natural habitats and features (Boxelder Creek, Lake
Canal, and Cache la Poudre Inlet Ditch/TRIC). Please note the buffer zone standards range from 50ft (both
canals) to 100ft (Boxelder Creek) for these features. The ECS should address all items (a)-(l) of LUC
3.4.1(D)(1) available for view online. In addition, ensure that the study identifies feature(s) size, the "top of
bank" of both Boxelder Creek and the canals, the edge(s) of wetlands if present, and whether jurisdictional
wetlands may be impacted by the proposed project. If prairie dogs are onsite or within 500ft, the ECS should
specifically address the presence of active prairie dogs including estimate of number of individuals and
entire size of the colony within the project area. The ECS should address all items (a) (l) of LUC 3.4.1(D)(1)
available for view online and include prairie dog mitigation options. Online LUC link:
https://library.municode.com/co/fort_collins/codes/land_use
The ECS is due a minimum of 10 working days prior to PDP submittal. Please contact the Development
Review Coordinator to schedule an onsite meeting.
Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use
Response: ND Thank you for this information. An Ecological Characterization Study was completed
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by SWCA and submitted to Scott Benton on May 17, 2022.
Comment Number: 2
09/27/2021: FOR SUBMITTAL:
Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ". Within any NHBZ(s)
that may be designated on this site, the City has the ability to determine if existing landscaping within the
zone is incompatible with the purposes and intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the
ECS discusses existing vegetation on-site and identifies potential restoration options. If existing vegetation is
determined to be insufficient, then restoration and mitigation measures may be required.
Response: The ECS discusses existing vegetation on-site and identifies potential restoration
options.
Comment Number: 3
09/27/2021: INFORMATION:
With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4, requires that "natural areas
and natural features shall be protected from light spillage from off-site sources." Thus, lighting from parking
areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas.
Response: Thank you for this information. This is noted for future development plans proposing site
lighting.
Comment Number: 4
09/27/2021: INFORMATION:
If any raptor nests are present on the site, consultation with Colorado Parks & Wildlife and additional
protection standards may be necessary.
Response: Thank you for this information. This is understood. The Colorado Parks & Wildlife will be
consulted to mitigate impacts to the raptor nests.
Comment Number: 5
09/27/2021: FOR SUBMITTAL:
If tree removal is necessary, please include the following note on the tree mitigation plan and landscape plan,
as appropriate:
"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY
31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A
NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE
SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND,
THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO
DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION
APPLY."
Response: Thank you for this information. This note has been included on the tree mitigation plan.
Comment Number: 6
09/27/2021: PRE-SUBMITTAL:
Contact the assigned Development Review Coordinator (DRC) prior to PDP submittal if trees will be
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impacted. A review of trees shall be conducted by City Environmental staff to determine the status of existing
trees and any mitigation requirements that could result from the proposed development. The site visit
can be conducted in tandem with Forestry’s site visit. Please contact assigned Development Review
Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to schedule a tree inventory site visit.
Please plan for at least two weeks to get an onsite meeting scheduled, especially during April -October.
Response: Thank you for this information. The Development Review Coordination will be contacted to discuss mitigation measures of the two trees impacted by the development.
Comment Number: 7
09/27/2021: INFORMATION:
City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all
plans be designed to incorporate water conservation materials and techniques. This includes use of
low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass
lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds)
landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance
on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
Response: Thank you for this information. This is understood and will be highly considered as the
project progresses and the site develops.
Comment Number: 8
09/27/2021: INFORMATION ONLY:
The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular
interest may be:
1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides
communication materials and on-site assessments to support recycling program. Also provides rebates
for new compost programs: http://fcgov.com/recycling/wrap.php
2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation
of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com
3) Integrated Design Assistance Program offers financial incentives and technical support for new
construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap,
contact David Suckling at 970-416-4251 or dsuckling@fcgov.com
Response: Thank you for this information. This is noted for future reference.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 09/24/2021
09/24/2021: FIRE APPARATUS ACCESS SPECIFICATIONS
-Fire access roads must maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance.
-Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix
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D105 of the International Fire Code.
-Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
-Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround
area for fire apparatus.
-Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. Dead-end
access roads in excess of 1320 feet in length require a third point of access. Dead-end access roads in
excess of 2640 feet in length require a fourth point of access.
-The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside. Turning radii shall be detailed on submitted plans.
Response: At this time, only public roadways are proposed with the project, and there are not any
dead ends.
Department: Economic Health
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Topic: General
Comment Number: 1
09/28/2021: Economic Health staff do not support the request for Additions of Permitted Use in the Industrial
zone. City Plan identifies this area as being a key employment area and Fort Collins has little land set aside
for future employment. As such, Economic Health staff do not support any changes in the land use mix that
would replace employment uses with residential uses.
Response: The applicant team has modified the concept plans and has reduced the amount of
residential in the industrial zones as part of the proposal. This is understood and will be discussed
with Economic Health staff as the project continues.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1
09/28/2021: As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum.
Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our
office for up to date Benchmark Statement format and City Vertical Control Network information.
Response: The project is on the 88 datum as required and we are providing the most recent
benchmark info we have received.
Comment Number: 2
09/28/2021: If a Subdivision Plat is required for this property/project, addresses are not acceptable in the
Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office
with any questions.
Response: We are good to go!